CCN 395566 · Luzerne County, Pennsylvania
Highland Manor Rehabilitation and Nursing Center
750 Schooley Avenue, Exeter, PA 18643
Highland Manor Rehabilitation and Nursing Center is a 120-bed nonprofit nursing home in Exeter, Pennsylvania, first certified for Medicare or Medicaid in 1983. CMS rates it 2 out of 5 stars overall in its September 2026 data, and it averaged 109.6 residents a day, about 91% of its certified beds. It has an active FHA-insured Section 232 loan: $22.3 million originally, at 5.98%, with $22.1 million outstanding as of September 30, 2026 and maturity in August 2060.
Facility facts
- Certified beds
- 120
- Average residents per day
- 109.6 (91.3% of beds)
- Ownership type
- Non profit - Corporation
- Certification
- Medicare and Medicaid
- Legal business name
- Highland Manor Nursing & Rehabilitation LLC
- Certified since
- Feb 1, 1983
- Chain or affiliated group
- Continuum Healthcare (13 facilities, chain average 2.4 stars)
- Location
- Urban, part of a continuing care retirement community
Ratings and staffing
Star ratings run from 1 to 5. Staffing is nurse hours per resident per day from CMS Payroll Based Journal data; turnover is the CMS annual nursing staff turnover rate. Occupancy is CMS's average daily census divided by certified beds.
| Measure | This facility | Pennsylvania median | US median |
|---|---|---|---|
| Overall rating | 2 of 5 | State spread: 145 at 1, 135 at 2, 118 at 3, 97 at 4, 157 at 5 | |
| Health inspections | 2 of 5 | ||
| Quality measures | 4 of 5 | ||
| Staffing | 3 of 5 | ||
| Total nurse hours per resident per day | 3.59 | 3.63 | 3.68 |
| RN hours per resident per day | 0.57 | 0.66 | 0.58 |
| Weekend nurse hours per resident per day | 3.33 | ||
| Nursing staff turnover | 43.4% | 44.2% | 44.9% |
| Occupancy (residents / beds) | 91.3% | 88.7% | 85.7% |
| Fines reported by CMS | 1 totaling $19,760 | ||
| Health deficiencies, latest standard survey | 9 (Dec 19, 2024) | ||
HUD 223(f) Express Lane: the CMS part
HUD gives 223(f) applications queue priority when the facility has CMS overall and health inspection ratings of at least 2 stars and no abuse icon, among other tests (ORCF criteria of March 31, 2026). Highland Manor Rehabilitation and Nursing Center meets that part today: 2 stars overall, 2 on health inspections, no abuse icon. The loan-to-value, coverage and operator tests depend on the deal. All the criteria.
Who owns and operates it
These are the owners and operators the facility reported to CMS: anyone with a 5% or greater direct or indirect stake, and any organization with operational or managerial control.
| Name | Role | Share | Since |
|---|---|---|---|
| Highland Manor Real Property, LLCOrganization | Mortgage Interest | n/a | 10/03/2019 |
| Stonebridge Healthcare Holdings LLCOrganization | Mortgage Interest | n/a | 10/03/2019 |
| Continuum Healthcare I IncOrganization | Operational / Managerial Control | n/a | 10/03/2019 |
| Execucare AssociatesOrganization | Operational / Managerial Control | n/a | 01/15/2025 |
| Leshkowitz & Company LLPOrganization | Operational / Managerial Control | n/a | 01/01/2020 |
| Twomagnets LLCOrganization | Operational / Managerial Control | n/a | 11/02/2022 |
| Dorn, CherylIndividual | Operational / Managerial Control | n/a | 02/01/2022 |
| Litman, WarrenIndividual | Operational / Managerial Control | n/a | 06/01/2024 |
| Mandelbaum, DanielIndividual | Operational / Managerial Control | n/a | 06/01/2019 |
| Martin, TravisIndividual | Operational / Managerial Control | n/a | 01/29/2024 |
| Musto, KevinIndividual | Operational / Managerial Control | n/a | 10/03/2019 |
Holders of a 5% or greater mortgage interest reported in the enrollment record: Highland Manor Real Property, LLC, Stonebridge Healthcare Holdings LLC.
Changes of ownership
No change of ownership for this facility appears in the CMS change-of-ownership file, which starts in January 2016.
HUD Section 232 loans
HUD's Office of Healthcare Programs lists these FHA-insured loans for a project we matched to this facility by name, city and bed count. Status, rate and balance come from HUD's insured-mortgage files as of September 30, 2026. Check the FHA number against the loan documents before relying on the match.
| Endorsed | Program | Original amount | Status | FHA number |
|---|---|---|---|---|
| Jul 24, 2025 | 223(f) refinance or purchaseHUD project name: Highland Manor Rehabilitation and Nursing Center, 120 beds. Lender at endorsement: Vium Capital Mortgage LLC | $22,320,000 | Active: 5.98%, $22,109,166 balanceMatures Aug 1, 2060. Servicer: Vium Capital Mortgage LLC | 03422204 |
| Aug 26, 2010 | 223(a)(7) refinance of a construction loanHUD project name: Highland Manor, 120 beds. Lender at endorsement: Sims Mortgage Funding Inc | $3,068,200 | Ended Jun 19, 2014Prepayment | 03443104 |
Sources and dates
Facility, rating, staffing and ownership data: CMS Provider Information and CMS Ownership, processing date September 2026. Private equity, REIT and mortgage-interest flags and changes of ownership: CMS Skilled Nursing Facility All Owners and Change of Ownership files (2026-10-01). FHA-insured loans: HUD Office of Healthcare Programs endorsement database, data run July 8, 2026. How we join them, and what the join can get wrong: methodology.
SNF Register is independent. It is not affiliated with or endorsed by CMS, HUD or FHA. Spotted an error? Write to hello@hudskillednursing.loan.